IDX?

"IDX Broker Pro gives you the power to automatically display Multiple Listing Service (MLS) listings directly on your website. Adding MLS listings to your website is quick and easy to do using IDX Broker Pro?. IDX gives you the ability to display, manage and integrate MLS listings seamlessly on your existing real estate website."

So sayeth Google.

Internet Data Exchange is a means of sharing MLS listings with web househunters through individual Realtor web pages.  I pay a fee, like all other Realtors do, to subscribe to both my local MLS and to provide IDX to my web page users.  I like the service because it allows me to "push" listings of interest to your email inbox instead of you web surfing to "pull" the information.  My clients like it as well.  IDX is virtually a real time data exchange.  You see what the agents see, less some confidential information regarding showing instructions and a couple of other items.

 

As part of the MLS rules concerning IDX data the listing broker's name is required to be shown on all IDX feeds that you receive.  You may call the listing agent directly or the agent who provided you the information, but as a general rule I don't recommend that internet users contact the listing agent directly because they do initially represent the seller of the property.  Most IDX feeds provide additional information, such as maps school information, etc., that the Realtor is paying for to make your research a little easier.  Realtors are essentially packaging IDX in a form that provides as much information as possible before you actually view a property.

 

One advantage of using IDX is that, at least on my website, the Realtor can keep track of which properties interest you as information concerning the properties you click on is provided to the Realtor through the back end of the web page.  For example,  on my site, clients can "save" properties they are interested in, send me a showing request, or ask me for more information just by clicking on a button, and I either schedule the showing, preview the property for the client, or provide any other information the client asks for.  When we meet to look at houses I have usually already talked to the listing agent or seller, have a bit of history on the property, and I've formulated a preliminary strategy concerning how best to write an offer on that particular property or set of properties.  IDX saves both the client and the Realtor time.  IDX is free for you, but not for me! I can, however, spend my time thinking about the best approach to getting you that property instead of blindly showing you properties.  I don't mind showing them, but it makes more sense for both of us if we have done a little research beforehand.

 

IDX provides all listings in a local MLS through which brokers have given permission for their listings to be shared via that service.  Some smaller brokerages don't want their listings shared but the number of those agencies is miniscule.  When you see a listing on a different website that you didn't see through an IDX it is because a), the listing on the non-IDX web page is out of date, or b), some sort of exclusive relationship exists between broker and seller.  The most common cause is that the listings are outdated, either expired or sold.  When you run across one of these, jot down the MLS number, or call the listing agent to ask for it, and then provide it to the agent who is providing IDX service to you so that it can be researched.  If the property is actively listed any agent can show you the property unless the listing is an exclusive, and that occurence is very rare.  In virtually every case where I've had a client ask about a listing they saw on a different web page that isn't in their IDX feed, that property has been expired, withdrawn from the market, or sold.

 

Hope this helps.

What can you expect your agent to do?   This is something that you should clarify by interviewing potential agents.   What do you want your agent to do?    Ask them what they do, and ask if they will do what you wish/need.     Make a decision on which agent to use only after interviewing them carefully.

 

Before the interview, spend time reading up on the buying process so you can formulate your interview questions.

Note your agent said difficult, not impossible.  It can be tricky to show homes outside your MLS, mostly because of the different lockboxes, but it is very doable.  Dont let your agent give you a pat response in order to get out of doing the work.  YOU are the one who is looking to buy and your agent needs to serve you and meet YOUR needs, not what is convenient. 

I like wetdawgs response that your agent should do what you need them to do.  No two of my clients have been alike and each needed something a little different.  Also, make sure you like them as well.  People underestimate how emotional and draining this process can be and you will need an agent who will keep not only the transaction going smoothly, but you as well.  I have had to be cheerleader more than once in difficult transactions!!! :)

Good luck!

 Great info from everyone. Thanks!

IDX is a software/system agents use to display the MLS on their websites. If a property is not listed on the MLS, it is a ForSaleByOwner (FSBO), and a Buyers Agent may not receive a commission on the sale.  Most Agents will not show you FSBO properties without working out a commission first.